Type

Units

Min Area

Price Range

3 BR

1302 sqft

S$980K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$980K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$196K on this acquisition.
Located 13 min (1.06 km) from NS18 Braddell MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

135 Bishan Street 12: A Mature HDB Neighbourhood Offering

135 Bishan Street 12 represents a well-established residential address in one of Singapore's most desirable public housing estates. Located in the heart of Bishan, the development benefits from decades of infrastructure investment, making it an attractive proposition for families, upgraders, and investors seeking a stable property investment in a mature neighbourhood.

Bishan has evolved into a thriving residential and commercial hub since its development in the 1980s. The estate is characterised by tree-lined avenues, comprehensive retail facilities, and a strong community presence. Residents of 135 Bishan Street 12 enjoy immediate access to the neighbourhood's parks, hawker centres, and dining establishments, creating a vibrant lifestyle environment without requiring travel to distant precincts.

Connectivity and Transport Access

The development's location places it approximately 13 minutes on foot from NS18 Braddell MRT Station, a key interchange on the North-South Line. This proximity to the MRT network ensures straightforward commuting to the Central Business District, major employment nodes, and other parts of the island. The North-South Line connects directly to Marina Bay, Dhoby Ghaut, and Orchard, making 135 Bishan Street 12 particularly attractive to professionals working in Singapore's commercial heartland.

Beyond the MRT, the estate is well served by bus routes that extend connectivity to outlying areas. This multi-modal transport infrastructure has historically supported strong rental demand and capital appreciation in the Bishan precinct, as tenants and buyers prioritise ease of access to workplaces and educational institutions.

Unit Specifications and Layout

The development offers three-bedroom and two-bathroom units, with internal areas extending to approximately 1,302 square feet. This floor plate size is typical of HDB flats in Bishan and provides adequate space for families of four to six persons. The configuration suits both owner-occupation and investment purposes, as three-bedroom units maintain consistent appeal across multiple buyer demographics.

Current units are priced from S$980,000, positioning the development competitively within the Bishan HDB market. Prospective purchasers should note that pricing reflects the property's age, location relative to the MRT, and the quality of surrounding amenities. As with all HDB properties, unit condition, floor level, and orientation can influence individual valuations within the stated price range.

Amenities and Facilities Within Bishan Estate

Residents benefit from Bishan's extensive on-estate amenities, which include Bishan Park, one of Singapore's largest neighbourhood parks offering jogging tracks, playgrounds, and dining facilities. The Bishan Public Library serves the community's educational and cultural needs, whilst Bishan Market and Food Centre provide daily shopping and dining convenience.

Nearby shopping options include Bishan Junction 8 and Bishan Park Village, offering retail therapy and F&B outlets. For families with children, Bishan hosts several primary and secondary schools, including established names within the MOE stream. Healthcare services are available at nearby polyclinics and private medical facilities, ensuring residents have ready access to essential health services.

Investment Considerations

From an investment perspective, 135 Bishan Street 12's mature estate setting and established rental market present moderate appeal to buy-to-let investors. Three-bedroom HDB flats in Bishan typically achieve monthly rentals ranging from S$3,000 to S$3,500, depending on condition and floor level. This translates to an estimated gross rental yield of approximately 3.6% to 4.3% per annum, which is competitive for HDB properties in mature estates with strong MRT connectivity.

Prospective investor-buyers should account for Additional Buyer's Stamp Duty (ABSD) at 20%, which applies when purchasing a second residential property as a Singapore Citizen. On a purchase price of S$980,000, ABSD liability would amount to S$196,000, materially affecting the acquisition cost and return profile. Those purchasing as first-time buyers or non-citizens face different ABSD treatments and should seek individual taxation advice.

Lease Tenure and Resale Dynamics

As an HDB property, 135 Bishan Street 12 is sold with a 99-year lease from the point of original construction. The development's current age means that lease decay is a consideration for medium to long-term investors and owner-occupiers. Whilst Singapore's housing market has historically demonstrated resilience even as leases shorten, properties approaching 90 years of lease tenure typically experience softening in capital growth and rental demand.

Buyers should factor lease decay into their medium-term financial planning. HDB's recent changes to concessional pricing for subsale flat purchases have provided some mitigation, but the long-term resale value trajectory of older leases remains a material consideration. Professional valuation advice is recommended before purchase.

Comparison to Competing Developments

Bishan hosts numerous HDB developments across multiple streets, including adjacent blocks offering comparable three-bedroom configurations. Recent transaction data suggests that HDB flats in Bishan trade within a price range of S$900,000 to S$1,050,000, depending on specific location, condition, and lease remaining. Properties closer to Bishan MRT Station (on the Circle Line) command marginal premiums, whilst those positioned further from transit nodes experience corresponding discounts.

135 Bishan Street 12's positioning at approximately 13 minutes from Braddell places it within the estate's mid-tier pricing band. Properties situated nearer to Bishan Station on the CCL, such as those along Bishan Street 11 or Bishan Street 13, may trade at modest premiums reflecting superior MRT accessibility. Conversely, developments on the estate's periphery typically offer modestly lower entry prices.

Suitability for Different Buyer Profiles

The property appeals to a diverse buyer base. First-time HDB buyers seeking to enter the housing market at an accessible price point find Bishan attractive, particularly if they have stable employment in the CBD or along the North-South Line corridor. Upgraders transitioning from smaller two-bedroom units appreciate the additional space and mature estate services. Families prioritising school access benefit from Bishan's educational infrastructure.

Owner-occupiers valuing stability and low-volatility housing appreciate the maturity of Bishan's community and the absence of new-launch uncertainties. Investor-buyers considering long-term buy-to-let strategies should weigh the moderate rental yields against the lease decay trajectory and ABSD implications of the purchase.

Financing and Affordability Headroom

At the stated price point of S$980,000, a typical mortgaged purchase would require a 25% down payment of S$245,000, leaving a loan requirement of S$735,000. On a 30-year HDB loan at prevailing interest rates around 2.6%, the monthly capital and interest repayment would approximate S$3,050. When combined with property tax and other outgoings, the total monthly housing cost could reach S$3,500 to S$3,700, depending on council charges.

For a household with combined monthly income of S$10,000, this represents approximately 35% to 37% of gross income, positioning the property within acceptable Total Debt Service Ratio (TDSR) parameters. Buyers should stress-test this scenario against their own income stability and other financial obligations, particularly if purchasing as investors rather than owner-occupiers.

Future Estate Development and Renewal

Bishan, as a mature estate, is not subject to large-scale new HDB development. However, Singapore's broader urban renewal initiatives mean that the precinct may experience selective redevelopment or upgrading over the coming decade. The presence of older buildings alongside recently upgraded blocks creates a mixed developmental landscape, with implications for long-term capital growth.

Prospective long-term residents should consider that 135 Bishan Street 12, like other properties in established estates, may eventually feature in HDB's Selective En Bloc Redevelopment Scheme (SERS) in future decades. Whilst SERS typically provides compensation at market rates, the uncertainty inherent in such schemes is a consideration for buyers with very long holding periods.

135 Bishan Street 12 offers a pragmatic housing solution in a well-serviced neighbourhood with established transport links and community amenities. The price point, lease tenure, and investment yield warrant careful consideration against individual circumstances and financial objectives.

Frequently Asked Questions

What is the estimated rental yield for a three-bedroom unit at 135 Bishan Street 12 if purchased as an investment property?

Three-bedroom HDB flats in the Bishan estate typically achieve monthly rentals between S$3,000 and S$3,500, depending on unit condition, floor level, and orientation. At the current development price point of approximately S$980,000, this translates to a gross rental yield of around 3.6% to 4.3% per annum. This yield sits within the typical range for mature HDB estates with established MRT connectivity; however, investors must account for ABSD at 20% on second residential property purchases (S$196,000 additional cost), which materially affects the net return profile and payback period. Prospective investors should factor property tax, maintenance charges, and potential vacancy periods into their detailed investment appraisal.

How does the asking price per square foot at 135 Bishan Street 12 compare to recent transactions in Bishan?

At approximately S$980,000 for a 1,302 sqft unit, 135 Bishan Street 12 presents a price point of around S$753 per square foot, which aligns with recent Bishan HDB transaction data for three-bedroom flats. Recent resales in the estate have ranged from approximately S$700 to S$810 per sqft, with variation driven by lease remaining, floor level, and specific location within the estate. Properties positioned closer to Bishan Station on the Circle Line command marginal premiums of 5–8%, whilst those further from MRT nodes trade at modest discounts. The development's positioning at approximately 13 minutes' walk from Braddell MRT places it within the estate's mid-tier valuation band, suggesting the listed price is competitive within the current Bishan HDB market.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing a second residential property at 135 Bishan Street 12?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at the rate of 20% on the purchase price. On a property priced at S$980,000, this ABSD liability amounts to S$196,000, significantly increasing the total acquisition cost beyond the stated property price. This 20% duty applies in addition to standard Buyer's Stamp Duty (BSD), making the total stamp duty burden approximately 23.5% of the purchase price. For investor-buyers, this ABSD cost should be factored into the investment appraisal, as it must be funded upfront and materially extends the payback period. First-time property buyers and non-citizen purchasers face different ABSD treatments and should seek professional tax advice to understand their specific liability position.

What is the lease decay risk at 135 Bishan Street 12, and how does it affect long-term resale value?

135 Bishan Street 12 is an established HDB development, meaning remaining lease tenure is significantly shorter than newer estates. HDB flats carry a 99-year lease from original construction; as this development ages, the remaining lease shortens incrementally, and buyers purchasing today acquire a property with progressively fewer lease years remaining. Properties with remaining lease below 80 years typically experience softening in capital growth and rental demand, as financiers apply greater restrictions to lending and end-buyers perceive increased risk. Whilst HDB's recent subsidy schemes have provided some mitigation, the medium to long-term resale value trajectory of properties in mature estates with shorter leases remains constrained compared to newer developments. Buyers with holding periods exceeding 20 years should carefully evaluate whether lease decay represents an acceptable trade-off against Bishan's current affordability and mature estate services.

How does proximity to Braddell MRT Station affect demand and capital appreciation at 135 Bishan Street 12?

Properties located within 10–15 minutes' walking distance of an MRT station typically command rental premiums of 8–12% and experience steadier capital appreciation compared to non-MRT proximate developments. At approximately 13 minutes from Braddell (NS18), 135 Bishan Street 12 falls within this preferred accessibility band, supporting consistent renter demand from commuters working along the North-South Line corridor. Historically, Bishan properties with good MRT connectivity have demonstrated resilience during property cycles, as transport access remains a lasting value driver. However, the development's distance from the nearest MRT is not exceptional within Bishan; properties situated directly adjacent to MRT stations or within five-minute walking distance command marginal premiums. Long-term capital appreciation is supported by the MRT proximity but is not exceptionally strong relative to developments in higher-demand precincts like Ang Mo Kio or Toa Payoh.

Is 135 Bishan Street 12 suitable for first-time HDB buyers, upgraders, and investors, and why?

The development appeals across multiple buyer profiles for distinct reasons. First-time HDB buyers benefit from the estate's affordability relative to central precincts and the mature amenities reducing the need for lifestyle upgrades post-purchase. Upgraders transitioning from two-bedroom units find the three-bedroom configuration provides meaningful additional space without the premium pricing of newer launch developments. Families prioritise Bishan's established schools and community infrastructure, reducing relocation risk after purchase. Investor-buyers viewing the property as a medium-term rental asset benefit from Bishan's consistent tenant demand and moderate 3.6–4.3% rental yields; however, the 20% ABSD cost and lease decay trajectory require careful return modelling. Owner-occupiers valuing neighbourhood stability and low developmental volatility appreciate Bishan's maturity, though the property's established age means buyers forfeit the capital growth potential of newer-launch estates.

What is the Total Debt Service Ratio (TDSR) headroom when financing a unit at 135 Bishan Street 12, and how does it affect buyer qualification?

At a purchase price of S$980,000, a typical 25% down payment requires S$245,000 in cash, leaving a loan requirement of S$735,000. Over a 30-year HDB mortgage at prevailing interest rates around 2.6%, monthly capital and interest repayments approximate S$3,050, plus property tax and maintenance charges, bringing total monthly housing costs to approximately S$3,500–S$3,700. For a household with combined gross monthly income of S$10,000, this represents 35–37% of income, positioning the property well within acceptable TDSR thresholds (HDB permits up to 60% TDSR). Higher-income households above S$12,000 monthly income enjoy substantial financing headroom and reduced mortgage stress. Buyers with combined incomes below S$8,000 should stress-test their ability to service the mortgage across multiple interest rate scenarios and consider whether other financial commitments reduce available borrowing capacity.

How does 135 Bishan Street 12 compare to competing HDB developments nearby, such as Bishan Street 11 or Bishan Street 13?

Bishan estate encompasses numerous HDB blocks across multiple streets, with pricing typically ranging from S$900,000 to S$1,050,000 for three-bedroom configurations. Properties on Bishan Street 11 and Street 13, positioned closer to Bishan MRT Station on the Circle Line, command premiums of 5–8% reflecting superior single-interchange transport connectivity to the CBD. Conversely, developments on the estate's periphery, such as those further from any MRT station, trade at modest discounts of 3–5%. 135 Bishan Street 12's positioning at approximately 13 minutes from Braddell places it within the mid-tier pricing band; it offers better value than premium-positioned blocks but lacks the transport convenience premium of properties nearer Bishan Station. Buyers should evaluate whether the modest cost saving justifies the additional walk time to the nearest interchange, particularly if daily commuting forms a core lifestyle consideration.

Which unit stack or floor level at 135 Bishan Street 12 typically offers the best value proposition?

Mid-level units (floors 5–15) typically offer superior value at 135 Bishan Street 12 compared to low-level or top-floor units. Low-level flats (floors 1–3) often attract marginal discounts of 3–5% due to perceived privacy concerns and potential noise from estate traffic and common areas, despite offering easier access for elderly residents. Top-floor units command premiums of 5–8%, reflecting enhanced natural light, reduced noise, and thermal comfort, but these premiums rarely exceed the additional cost justification. Mid-level units balance accessibility with light penetration and typically achieve fair market value without significant premium or discount. Corner units consistently outperform identical internal units by 8–12%, as they benefit from superior cross-ventilation and light from two exposures. For investors seeking rental appeal, corner units and mid-level positions (floors 7–12) represent optimal value, as tenants consistently prioritise these configurations in Bishan's rental market.

What is the future supply pipeline for HDB developments in Bishan, and how might this affect long-term value at 135 Bishan Street 12?

Bishan, classified as a mature estate, is not subject to large-scale new HDB development under current Housing Development Board plans. The estate's built-out status means future supply additions are minimal, supporting stable pricing and reducing volatility from new-launch competition. However, the estate is subject to Singapore's broader urban renewal initiatives, including selective redevelopment and the Selective En Bloc Redevelopment Scheme (SERS) in future decades. Older blocks within Bishan may eventually be identified for collective redevelopment, with HDB providing market-rate compensation to residents. For 135 Bishan Street 12, the absence of competing new supply supports medium-term value stability; however, the spectre of potential SERS involvement in the distant future introduces uncertainty for buyers with very long holding periods exceeding 30 years. Owner-occupiers should view SERS compensation as a windfall event rather than a primary financial planning assumption; investors should discount future value appropriately to reflect this redevelopment risk.

Hdb Flat At 135 Bishan Street 12 — From S$980K